Posted inDowntown & central Phoenix Phoenix

The CityScape Gamble

CityScape. For most cities of its size, this downtown development would be considered modest, especially with its first phase, which will apparently comprise a 27-story office tower and a retail arcade. For Phoenix, it's a big deal, especially for downtown and the central city. It could provide some answers as to "what next?" in the nation's fifth (for now) most populous city. Unfortunately the odds are long.

When the project was first hyped in the mid-2000s, it was supposed to be a game-changer, with iconic, soaring towers that included offices, hotel and 1,000 condo units. It took over the dismal Patriot's Square, which had been created by tearing down a block of historic, irreplaceable buildings, as well as adjoining vacant lots, which also once held viable commercial structures. Yet when the real renderings came out, the buildings looked very conventional and short (yeah, yeah, FAA…ask San Diego, Boston, etc.). The retail was inward-facing, risking another Arizona Center mistake. When the economy collapsed, even these modest plans were heavily cut back. An anchor tenant, Wachovia, died in the merger with Wells Fargo. The lack of inspiring architecture, a lively streetscape and pleasing spaces is no small thing.

This is a bad time to be bringing new office and retail space on the market, whether you're in thriving downtown Seattle or in a Phoenix which has faced special, self-inflicted wounds to its old core. The commercial real-estate bubble remains a danger. Still, RED Development has stuck with the more modest first phase and continues to roll out announcements of new restaurants, a comedy club and, importantly, a pharmacy. On the other hand, Eddie Basha, in bankruptcy reorganization, couldn't fulfill his desire to locate a grocery there,

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Posted inDowntown & central Phoenix Phoenix

Downtown Phoenix 2.0?

It's surprising that some appear so sanguine about the likely foreclosure of most units at the 44 Monroe condo tower. This, along with a similar fate for the Summit at Copper Square and 44's developer Grace Communities failing to rehab the historic Valley National Bank building because of the Mortgages Ltd. fiasco, represents a devastating setback for luring private investment into downtown Phoenix. Maybe people are too shell shocked to take it all in. Maybe they're willing to settle for things being better than they were 20 years ago, which is undeniably true. Neither option is wise for those who wish the central city well.

Make no mistake: the Phoenix depression is metro-wide. I saw rotting framing and miles of distressed subdivisions out in the exurbs. Tempe foolishly threw away its opportunity to build a mid-rise boutique downtown of national quality — now it has an empty condo high-rise and Mill Avenue is swooning again. But my conviction remains that there is no healthy major city without a strong urban downtown, and center city problems left unchecked have a habit of spreading. (And don't be taken in by the propaganda: Phoenix did have a vibrant downtown — it was killed by civic malpractice).

In Phoenix, the past few years have seen some notable triumphs: the beginnings of a downtown ASU campus, light rail, a convention center worthy of such a tourist-dependent city, a new convention hotel, and a blossoming of independently owned restaurants. The biosciences campus has been planted (although it has been allowed to stall and, I fear, its future is uncertain). Yet major private investment has not followed; 44 Monroe and the Summit represented the strongest chance for that within the existing local business model of "real estate first." The many towers proposed for the entire Central Corridor are now blighted empty lots. CityScape? I'll believe it when I see it. What I see is a homely suburban design, not the soaring "game changer" sold to the public on the front page of the newspaper.

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Posted inPhoenix

Central Phoenix: Good, bad, ugly

Because I know the fragile self-esteem of Phoenicians is at stake, let me begin my observations about the state of the center city with the good stuff. I smelled the orange blossoms — even stepping out into one of ugliest urban spaces anywhere, the pedestrian loading zone at Sky Harbor. Many of the Midwestern transplants dislike the scent, which makes me dislike some of them even more. But this small, fleeting thing reminds me of my often magical city that is gone forever.

Some of the projects begun under former Mayor Skip Rimsza and spearheaded by people like former Deputy City Manager Sheryl Sculley, retired Deputy City Manager Jack Tevlin and Ed Zuercher, now a deputy city manager, have turned out quite well. As I wrote before, the starter light-rail line is great. Now lots of places are clamoring for LRT; the trick will be to avoid using light rail when commuter rail would be more efficient. A metro area the size of Phoenix needs both. The Convention Center is such a startlingly attractive set of buildings that you wonder if the design was approved by mistake, given Phoenix's ability to erect such ugliness. The ASU downtown campus, Mayor Gordon's signature accomplishment, is more of a reality, and thus will be more difficult for the Legislature to destroy. The lovely oasis of Arizona Center remains, shady and cool.

Read on if you want to know "the rest of the story," as the late Paul Harvey would say.

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